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HomeMy WebLinkAboutARB201400007 Review Comments Initial Site Plan 2014-02-27ARCHITECTURAL REVIEW BOARD STAFF REPORT Project #/Name ARB- 2014 -07: Riverside Village Initial Site Plan Review Type Initial Site Development Plan Parcel Identification 07800000005800 Location On the west side of Rt. 20 (Stony Point Road), east of Free Bridge Lane, approximately 500' south of Elk Drive Zoned Neighborhood Model District (NMD), Entrance Corridor (EC) Owner /Applicant Gordonsville Realty Investments, Inc. / Shimp Engineering (Justin Shimp) Magisterial District Rivanna Proposal To construct 51 dwelling units, including attached, detached and townhouse units, as part of a larger mixed -use development. Context The wooded site is located in a mix of development, with commercial sites to the south, residential to the east, parkland to the north, and river to the west. Visibility The mixed -use buildings proposed for future Block 1, fronting the EC with a maximum height of 45', will be readily visible. Once constructed, these buildings will screen much of the residential development behind them. Until that time, the units in Block 2C (180' from Rt. 20, 50' high maximum) will be visible from the EC, with the backs of the units visible from the entrance into the site. The view of buildings in Blocks 3B and 4 (470' and 580' from Rt. 20, 45' high maximum) will be screened by the detached units in Blocks 2A, 2B and 3A (50' and 45' high maximum), as well as the units in 2C. The mixed -use building planned for Block 5 (approx. 600' from Rt. 20, 60' high maximum), is expected to be visible from the EC, with the uppermost stories having the greatest visibility and lower levels blocked by the residential units. ARB Meeting Date March 3, 2014 Staff Contact Margaret Maliszewski PROJECT HISTORY DATE APPLICATION RESULT 11/13/2013 ZMA- 2012 -02 Rezoning from R1 residential to Neighborhood Model District approved. ANALYSIS Gray highlight = means the guideline can't be reviewed at initial site plan stage, but recommendations can be provided for final Yellow highlight = means the guideline can only be reviewed for location/configuration at the initial plan stage Regular text = means the guideline can be reviewed at initial plan stage, can be made a condition of initial plan approval, and can be the basis for denial REF GUIDELINE ISSUE RECOMMENDATION Structure design 1 The goal of the regulation of the design of development Architectural designs were not None at this time. within the designated Entrance Corridors is to insure that submitted with the initial plan, so a new development within the corridors reflects the detailed assessment of the appearance traditional architecture of the area. Therefore, it is the of the buildings cannot be provided at purpose of ARB review and of these Guidelines, that this time. However, the plan includes proposed development within the designated Entrance Corridors reflect elements of design characteristic of the single family detached residences significant historical landmarks, buildings, and structures (which are not subject to ARB review) of the Charlottesville and Albemarle area, and to promote and 5 groups of attached residential orderly and attractive development within these corridors. units (which are subject to ARB Applicants should note that replication of historic structures review). The backs of the units in is neither required nor desired. Block 2C will be visible from the EC at the entrance into the site. Blocks 3 and 2 Visitors to the significant historical sites in the Charlottesville and Albemarle area experience these sites 4 will be mostly screened by single as ensembles of buildings, land, and vegetation. In order family residences. Future phases of to accomplish the integration of buildings, land, and development include mixed -use vegetation characteristic of these sites, the Guidelines buildings in Block 1, which fronts the require attention to four primary factors: compatibility EC, and Block 5, located at the back of with significant historic sites in the area; the character of the site. the Entrance Corridor; site development and layout; and landscaping. 3 New structures and substantial additions to existing structures should respect the traditions of the architecture of historically significant buildings in the Charlottesville and Albemarle area. Photographs of historic buildings in the area, as well as drawings of architectural features, which provide important examples of this tradition are contained in Appendix A. 4 The examples contained in Appendix A should be used as a guide for building design: the standard of compatibility with the area's historic structures is not intended to impose a rigid design solution for new development. Replication of the design of the important historic sites in the area is neither intended nor desired. The Guideline's standard of compatibility can be met through building scale, materials, and forms which may be embodied in architecture which is contemporary as well as traditional. The Guidelines allow individuality in design to accommodate varying tastes as well as special functional requirements. 5 It is also an important objective of the Guidelines to establish a pattern of compatible architectural characteristics throughout the Entrance Corridor in order to achieve unity and coherence. Building designs should demonstrate sensitivity to other nearby structures within the Entrance Corridor. Where a designated corridor is substantially developed, these Guidelines require striking a careful balance between harmonizing new development with the existing character of the corridor and achieving compatibility with the significant historic sites in the area. 9 Building forms and features, including roofs, windows, doors, materials, colors and textures should be compatible with the forms and features of the significant historic buildings in the area, exemplified by (but not limited to) the buildings described in Appendix A [of the design guidelines]. The standard of compatibility can be met through scale, materials, and forms which may be embodied in architecture which is contemporary as well as traditional. The replication of important historic sites in Albemarle County is not the objective of these guidelines. 10 Buildings should relate to their site and the surrounding The building footprints suggest None at this time. context of buildings. traditional residential forms, which I l The overall design of buildings should have human scale. Scale should be integral to the building and site design. would be expected to have human scale, but would not be expected to 12 Architecture proposed within the Entrance Corridor should use forms, shapes, scale, and materials to create have blank elevations. Maximum cohesive whole. building height for Blocks 2C, 3B and 4 is identified as 45' and 50', which is 13 Any appearance of "blankness" resulting from buildi design should be relieved using design detail or consistent with the buildings in the vegetation, or both. other blocks, and with the office 14 Arcades, colonnades, or other architectural connecting building located on the parcel to the devices should be used to unify groups of buildings within a development. south (40' to the top of the roof). 15 Trademark buildings and related features should be modified to meet the requirements of the Guidelines. 16 Window glass in the Entrance Corridors should not be highly tinted or highly reflective. Window glass in the Entrance Corridors should meet the following criteria: Visible light transmittance (VLT) shall not drop below 40 %. Visible light reflectance (VLR) shall not exceed 30 %. Specifications on the proposed window glass should be submitted with the application forfinal review. Accessory structures and equipment 17 Accessory structures and equipment should be integrated The proposed residential blocks do not None. into the overall plan of development and shall, to the include loading, service or storage extent possible, be compatible with the building designs areas. Typical residential -scale refuse used on the site. areas and mechanical equipment are expected in the development, and those 18 The following should be located to eliminate visibility from the Entrance Corridor street. If, after appropriate siting, in Block 2C may be visible from the these features will still have a negative visual impact on the EC. The street trees along Road A will Entrance Corridor street, screening should be provided to eliminate visibility. help diffuse the view, as will the future a. Loading areas, development in Block 1. b. Service areas, c. Refuse areas, d. Storage areas, e. Mechanical equipment, f. Above - ground utilities, and g. Chain link fence, barbed wire, razor wire, and similar security fencing devices. 19 Screening devices should be compatMie with the design of the buildings and surrounding natural vegetation and may consist of: a. Walls, b. Plantings, and c. Fencing. 20 Surface runoff structures and detention ponds should be A stormwater facility is located at the Revise the design of the designed to fit into the natural topography to avoid the need entrance to the site, adjacent to and stormwater facility located for screening. When visible from the Entrance Corridor visible from the EC. It has a standard at the entrance to the site to street, these features must be fully integrated into the design, with shrubs at the perimeter, eliminate the engineered landscape. They should not have the appearance of and two of the required EC street trees appearance and to make it engineered features. at its edge. The shrubs do not appear to an integrated landscape 44 Natural drainage patterns (or to the extent required, new drainage patterns) should be incorporated into the finished be sufficient to eliminate the element. Increase shrub site to the extent possible. engineered appearance of the facility, heights to 24" minimum at and the specified size is smaller than planting. standard shrub planting height in the ECs. 21 The following note should be added to the site plan and the The note does not appear on the plan. Add the standard architectural plan: "Visibility of all mechanical equipment mechanical equipment note from the Entrance Corridor shall be eliminated." to the site and architectural plans. Lighting 22 ight should be contained on the site and not spill over Site lighting is proposed in the parking None. onto adjacent properties or streets; lot in Block 2C. There is no spillover. 23 Light should be shielded, recessed or flush - mounted to With the flat glass lens specified, the Revise the luminaire eliminate glare. All fixtures with lamps emitting 3000 proposed fixtures will be full cutoff. schedule to clearly indicate lumens or more must be full cutoff fixtures. that the light fixtures will have flat glass lenses. 24 Light levels exceeding 30 footcandles are not appropriate Maximum light levels reach 12.3 fc. None. for display lots in the Entrance Corridors. Lower light levels will apply to most other uses in the Entrance Corridors. 25 Light should have the appearance of white light with J Metal halide lamps are proposed for all None. warm soft glow; however, a consistent appearance fixtures. throughout a site or development is required. Consequently, if existing lamps that emit non -white light are to remain, new lamps may be required to match them. 26 Dark brown, dark bronze, or black are appropriate colors Fixture and pole colors are not Revise the luminaire for free - standing pole mounted light fixtures in the identified. The pole lights will be schedule to indicate light Entrance Corridors. visible from the EC until the buildings in Block 1 are constructed. fixture and pole color. Bronze is recommended. 28 kn determining the appropriateness of lighting fixtures fbt khe Entrance Corridors, the individual context of the site Ivill be taken into consideration on a case by case basis. 27 The height and scale of freestanding, pole- mounted light Pole height is not indicated. Indicate fixture and pole fixtures should be compatible with the height and scale of height on the lighting plan. the buildings and the sites they are illuminating, and with Indicate if bases are the use of the site. Typically, the height of freestanding proposed for the pole lights. pole- mounted light fixtures in the Entrance Corridors If they are, indicate that the should not exceed 20 feet, including the base. Fixtures that base height is included in exceed 20 feet in height will typically require additional the overall fixture height screening to achieve an appropriate appearance from the and that the overall height Entrance Corridor. does not exceed 20'. 29 The following note should be included on the lighting The note does not appear on the plan. Include the standard lighting plan: "Each outdoor luminaire equipped with a lamp that note on the plan. emits 3,000 or more initial lumens shall be a full cutoff luminaire and shall be arranged or shielded to reflect light away from adjoining residential districts and away from adjacent roads. The spillover of lighting from luminaires onto public roads and property in residential or rural areal zoning districts shall not exceed one half footcandle." Landscaping 7 The requirements of the Guidelines regarding landscaping Large trees are provided along the Continue the large shade are intended to reflect the landscaping characteristic of frontage of the parcel to meet EC and ornamental tree planting many of the area's significant historic sites which is spacing and size requirements. along the EC frontage south characterized by large shade trees and lawns. Landscaping However, grading and tree removal are of the site in all areas where should promote visual order within the Entrance Corridor proposed along the Rt. 20 frontage grading and/or tree removal and help to integrate buildings into the existing south of the site to accommodate road are proposed. environment of the corridor. improvements and street trees are not 8 Continuity within the Entrance Corridor should be obtained by planting different types of plant materials thal shown in that area. Show the required share similar characteristics. Such common elements ornamental trees along the allow for more flexibility in the design of structures A note on the plan indicates that EC frontage, south of the because common landscape features will help to flowering ornamental trees required entrance into the site, to be harmonize the appearance of development as seen from the street upon which the Corridor is centered. along the EC will be planted with the development of Block 1. Since it is planted in Phase 1. 32 Landscaping along the frontage of Entrance Corridor streets should include the following: unlikely that the Block 1 construction Indicate on the plan any a. Large shade trees should be planted parallel to the will impact the frontage south of the easement associated with Entrance Corridor Street. Such trees should be at least 31A site, the ornamental trees should be the electric line at the north inches caliper (measured 6 inches above the ground) and planted in that area with the phase 1 and east corner of the should be of a plant species common to the area. Such work. property. If an easement trees should be located at least every 35 feet on center. exists, shift proposed trees b. Flowering ornamental trees of a species common to the area should be interspersed among the trees required by the An electric line runs along the north out of the easement without preceding paragraph. The ornamental trees need not and east corner of the site. Trees are reducing plant quantities. alternate one for one with the large shade trees. They may be proposed close to the line, and no planted among the large shade trees in a less regular spacing associated easement is shown on the Provide all plant sizes in the pattern. plan. landscape schedule. c. In situations where appropriate, a three or four board fence or low stone wall, typical of the area, should align Some tree sizes are provided in notes, the frontage of the Entrance Corridor street. but not in the landscape schedule. d. An area of sufficient width to accommodate the foregoing plantings and fencing should be reserved parallel to the Entrance Corridor street, and exclusive of road right-of-way and utility easements. 33 Landscaping along interior roads: Trees are provided to meet spacing and None. a. Large trees should be planted parallel to all interior size requirements along interior roads. roads. Such trees should be at least 2%2 inches caliper Sidewalks are provided along the (measured six inches above the ground) and should be 071 interior roads. plant species common to the area. Such trees should be located at least every 40 feet on center. 34 Landscaping along interior pedestrian ways: a. Medium trees should be planted parallel to all interior pedestrian ways. Such trees should be at least 2'/2 inches caliper (measured six inches above the ground) and should be of a species common to the area. Such trees should be located at least every 25 feet on center. 35 Landscaping of parking areas: Sufficient trees are provided in the Provide shrubs, 24" high at a. Large trees should align the perimeter of parking areas, Block 2C parking lot, but shrubs are planting, along the southeast located 40 feet on center. Trees should be planted in the needed on the southeast perimeter. side of the parking lot in interior of parking areas at the rate of one tree for every 10 Block 2C. parking spaces provided and should be evenly distributed throughout the interior of the parking area. b. Trees required by the preceding paragraph should measure 2'/2 inches caliper (measured six inches above the ground); should be evenly spaced; and should be of a species common to the area. Such trees should be planted in planters or medians sufficiently large to maintain the health of the tree and shall be protected by curbing. c. Shrubs should be provided as necessary to minimize the parking area's impact on Entrance Corridor streets. Shrubs_ should measure 24 inches in height. 36 Landscaping of buildings and other structures: The attached residential units are not None. a. Trees or other vegetation should be planted along the excessively long and the units are front of long buildings as necessary to soften the slightly staggered, providing some appearance of exterior walls. The spacing, size, and type relief to the elevations. of such trees or vegetation should be determined by the length, height, and blankness of such walls. b. Shrubs should be used to integrate the site, buildings, and other structures; dumpsters, accessory buildings and structures; "drive thru" windows; service areas; and signs. Shrubs should measure at least 24 inches in height. 37 Plant species: a. Plant species required should be as Sources indicate that the white - barked Replace the white - barked approved by the Staff based upon but not limited to t114 Himalayan birch is not heat tolerant, Himalayan birch with an Generic Landscape Plan Recommended Species List and and there is a discrepancy between the alternate tree that is more Native Plants for Virginia Landscapes (Appendix D). number of birch trees drawn on the suited to the local climate plan and those listed in the schedule. and coordinate the number of trees shown on the plan and those listed in the schedule. 38 Plant health: The following note should be added to the The note appears on the plan. Revise the screening trees landscape plan: "All site plantings of trees and shrubs shall north of Block 2A to a mix be allowed to reach, and be maintained at, mature height; 100 Arborvitae are proposed in a single of species. Increase the the topping of trees is prohibited. Shrubs and trees shall be pruned minimally and only to support the overall heall row along the northern perimeter of the planting area to comfortably of the plant." site at Block 2A. A mix of screening accommodate the trees and trees could help ensure a healthier the wall or provide details landscape. The trees are proposed at the showing how the proposed top of a retaining wall, in a 5' planting screening trees can be strip between the wall and the property planted on top of the wall in line. This doesn't appear to be the minimal 5' planting sufficient planting area. strip. Development pattern 6 Site development should be sensitive to the existing Considering all phases of development, None. natural landscape and should contribute to the creation of the layout of the site appears organized. an organized development plan. This may be The residential blocks are not oriented accomplished, to the extent practical, by preserving the parallel to the EC, but the future trees and rolling terrain typical of the area; planting new mixed -use buildings in Block 1 will be trees along streets and pedestrian ways and choosing parallel, and they will reduce visibility species that reflect native forest elements; insuring that of the residential blocks sufficiently to any grading will blend into the surrounding topography thereby creating a continuous landscape; preserving, to the mitigate their orientation. Sidewalks extent practical, existing significant river and stream are provided along the EC and valleys which may be located on the site and integrating throughout the interior of the these features into the design of surrounding development; development. A considerable amount and limiting the building mass and height to a scale that of wooded area will be removed to does not overpower the natural settings of the site, or the construct the residential and mixed -use Entrance Corridor. buildings, but a large open space /park area is proposed in the western part of 39 The relationship of buildings and other structures to the Entrance Corridor street and to other development within the site. The appearance of this the corridor should be as follows: segment of the EC will change a. An organized pattern of roads, service lanes, bike paths, considerably with this development and pedestrian walks should guide the layout of the site. because significant wooded area will be b. In general, buildings fronting the Entrance Corridor street should be parallel to the street. Building groupings removed, but no existing vistas are should be arranged to parallel the Entrance Corridor street. expected to be negatively impacted. c. Provisions should be made for connections to adjacent pedestrian and vehicular circulation systems. d. Open spaces should be tied into surrounding areas to provide continuity within the Entrance Corridor. e. If significant natural features exist on the site (including creek valleys, steep slopes, significant trees or rock outcroppings), to the extent practical, then such natural features should be reflected in the site layout. If the provisions of Section 32.5.6.n of the Albemarle County Zoning Ordinance apply, then improvements required by that section should be located so as to maximize the use of existing features in screening such improvements from SUMMARY OF RECOMMENDATIONS Should the ARB choose to discuss this application, staff recommends the following as the primary points of discussion: 1. The visibility and potential appearance of the buildings in Blocks 2C, 313 and 4 prior to the construction of Block 1 2. The appearance /treatment of the stormwater management facility at the entrance to the site, adjacent to the EC 3. The timing of the planting of the ornamental trees along the EC 10 Entrance Corridor streets. f. The placement of structures on the site should respect existing views and vistas on and around the site. Site Grading 40 Site grading should maintain the basic relationship of the A retaining wall, maximum 6' high, is Indicate the individual trees site to surrounding conditions by limiting the use of proposed along the northeast perimeter to remain at the eastern retaining walls and by shaping the terrain through the use of of the site. The grading proposed at the corner of the site and show smooth, rounded land forms that blend with the existing east corner of the site is very regular appropriate tree protection terrain. Steep cut or fill sections are generally unacceptable. proposed contours on the grading plan shall be rounded witty and is not expected to have a natural fencing. Provide additional a ten foot minimum radius where they meet the adjacent appearance. A small wooded area to trees in this area, along and condition. Final grading should achieve a natural, rather than remain is shown at this corner, but around the new slope, and at engineered, appearance. Retaining walls 6 feet in height and individual trees are not identified the base of the retaining taller, when necessary, shall be terraced and planted to blend within the area, and the result could wall, to integrate the site with the landscape. appear thin and out of place. into the surroundings. Coordinate the planting with 41 No grading, trenching, or tunneling should occur within the drip line of any trees or other existing features designated Contours are not rounded in the area of utilities and easements. for preservation in the final Certificate of Appropriateness. grading along the EC that is just south Adequate tree protection fencing should be shown on, and of the site. Revise the grading plan to coordinated throughout, the grading, landscaping and round contours with a ten erosion and sediment control plans. A 50' tree preservation area is foot minimum radius where 42 Areas designated for preservation in the final Certificate identified behind Block 3A, but a they meet the adjacent of Appropriateness should be clearly delineated and sanitary sewer line runs through it. condition, for a natural protected on the site prior to any grading activity on the site. This protection should remain in place until appearance. completion of the development of the site. Clarify the 50' tree 43 Preservation areas should be protected from storage or movement of heavy equipment within this area. preservation area with the sewer line running through it. SUMMARY OF RECOMMENDATIONS Should the ARB choose to discuss this application, staff recommends the following as the primary points of discussion: 1. The visibility and potential appearance of the buildings in Blocks 2C, 313 and 4 prior to the construction of Block 1 2. The appearance /treatment of the stormwater management facility at the entrance to the site, adjacent to the EC 3. The timing of the planting of the ornamental trees along the EC 10 Regarding the Initial Site Plan: Staff recommends that the ARB forward the following recommendations to the Agent for the Site Review Committee: — Regarding requirements to satisfy the design guidelines as per § 18- 30.6.4(2), (3) and (5): None. Regarding recommendations on the plan as it relates to the guidelines: None. Regarding recommended conditions of initial plan approval: 1. A Certificate of Appropriateness is required prior to final site plan approval. The following are required on the final plan. 2. Revise the design of the stormwater facility located at the entrance to the site to eliminate the engineered appearance and to make it an integrated landscape element. 3. Increase shrub heights to 24" minimum at planting. 4. The following note is required on the site and architectural plans: Visibility of all mechanical equipment from the Entrance Corridor shall be eliminated. 5. Revise the luminaire schedule to indicate that the light fixtures will have flat glass lenses. 6. Revise the luminaire schedule to indicate light fixture and pole color. Bronze is recommended. 7. Indicate fixture and pole height on the lighting plan. Indicate if bases are proposed for the pole lights. If they are, indicate that the base height is included in the overall fixture height and that the overall height does not exceed 20'. 8. Include the standard lighting note on the plan. "Each outdoor luminaire equipped with a lamp that emits 3,000 or more initial lumens shall be a full cutoff luminaire and shall be arranged or shielded to reflect light away from adjoining residential districts and away from adjacent roads. The spillover of lighting from luminaires onto public roads and property in residential or rural areas zoning districts shall not exceed one half footcandle." 9. Continue the large shade and ornamental tree planting along the EC frontage south of the site in all areas where grading and/or tree removal are proposed. 10. Show the required ornamental trees along the EC frontage, south of the entrance into the site, to be planted in Phase 1. 11. Indicate on the plan any easement associated with the electric line at the north and east corner of the property. If an easement exists, shift proposed trees out of the easement without reducing quantities. 12. Provide all plant sizes in the landscape schedule. 13. Provide shrubs, 24" high at planting, along the southeast side of the parking lot in Block 2C. 14. Replace the white - barked Himalayan birch with an alternate tree that is more suited to the local climate and coordinate the number of trees shown on the plan and those listed in the schedule. 15. Revise the screening trees north of Block 2A to a mix of species. Increase the planting area to comfortably accommodate the trees and the wall or provide details showing how the proposed screening trees can be planted on top of the wall in the minimal 5' planting strip. 16. Indicate the individual trees to remain at the eastern corner of the site and show appropriate tree protection fencing. Provide additional trees in this area, along and around the new slope, and at the base of the retaining wall, to integrate the site into the surroundings. Coordinate the planting with utilities and easements. 11 17. Revise the grading plan to round contours with a ten foot minimum radius where they meet the adjacent condition, for a natural appearance. 18. Clarify the 50' tree preservation area with the sewer line running through it. Regarding conditions to be satisfied prior to issuance of a grading permit: 1. Indicate the individual trees to remain at the eastern corner of the site and show appropriate tree protection fencing on the plan. TABLE A This report is based on the following submittal items: Sheet # Drawing Name Drawing Date/Revision Date Cl Cover Sheet 1/16/14 C2 Approved Proffers & Lot Regulations 1/16/14 C3 Existing Conditions & Demo Plan 1/16/14 C4 Project Overview /Sheet Index 1/16/14 C5 Initial Site Plan 1/16/14 C6 Utility Plan 1/16/14 C7 Grading Plan 1/16/14 C8 Road A Plan & Profile 1/16/14 C9 Road B, C, & Alley Plan &Profiles 1/16/14 C10 Site & Lighting Details 1/16/14 C11 Landscape Plan 1/16/14 C12 Landscape Details 1/16/14 C17 Storm Sewer Profiles & Offsite Water line Connection 1/16/14 C24 Route 20 Improvements Plan 1/16/14 C25 Route 20 Improvements Cross Sections 1/16/14 12